Sell Your Lake Lorraine, Shalimar Point or Port Dixie Home Fast & Protect Your Equity: The 1% Full-Service Alternative
By Jim Whatley, Shalimar Real Estate Specialist
How can I sell my Lake Lorraine, Shalimar Point or Port Dixie home quickly without losing equity to high commissions?
Price based on recent sales in your specific neighborhood (Lake Lorraine family homes versus Shalimar Point waterfront versus Port Dixie established value). Highlight proximity to Eglin AFB, Shalimar Elementary zoning, and neighborhood-specific lifestyle benefits. Present professionally with proper marketing. List at 1% instead of traditional 3%. Over 60% of properly priced homes sell in under 30 days at 99% of asking price while you save $15,000-$25,000+ compared to traditional commissions.
The Short Version
Lake Lorraine, Shalimar Point, and Port Dixie represent Shalimar's premier neighborhoods with proven market performance. Family-friendly Lake Lorraine with parks and lake access. Waterfront luxury in Shalimar Point with deep-water Choctawhatchee Bay docks. Established Port Dixie with mature community character.
All three share common strengths: top-rated Shalimar Elementary zoning, close proximity to Eglin AFB and Fort Walton Beach, strong resale history with military PCS cycles, diverse housing from family homes to waterfront estates.
Recent data shows 60% of homes sell in under 30 days at 99% of asking price when priced right. Average days on market is just 47 days, well under county averages.
But premium neighborhoods don't mean you should hand over $34,500 in commission on a $575K sale.
Average sale price: $576,000
Median sale price: $550,000
60% sell in under 30 days at 99% of asking
Average days on market: 47 days
Save $15K-$25K+ with 1% listing vs traditional 6%
Call me: 850.499.2940
Market Performance: The Data Tells the Story
Past 12 Months (42 Sales):
Average sale price: $576,300
Median sale price: $550,000
Average size: 2,280 square feet
Average price per square foot: $253
Average days on market: 47 days
60% sold in under 30 days at 99% of asking price
What This Means:
These three neighborhoods consistently outperform county averages for speed-to-sale and list-to-sale ratios. Price right from the start and you join the 60% that sells fast at near-asking price.
Well under the county average DOM means buyer demand is strong and consistent. Military PCS cycles, strong schools, and lifestyle amenities create steady demand year-round with peaks in spring and summer.
Three Neighborhoods, Three Buyer Profiles
Lake Lorraine: Family-Friendly Excellence
Mix of interior and waterfront homes. Parks, public boat ramps, and lake access create family-friendly lifestyle without premium waterfront pricing. Community events and neighborhood feel attract families prioritizing quality of life.
Average days on market runs about 52 days. Not the fastest in Shalimar, but excellent balance of affordability and lifestyle amenities. Buyers here want family neighborhoods with recreation access without paying Shalimar Point premiums.
Buyer Profile:
Military families with children (Shalimar Elementary priority)
Young professionals buying first family home
Move-up buyers from apartments or smaller homes
Investors targeting family rental market
Price Range: $450K-$750K depending on waterfront access and condition
Shalimar Point: Waterfront Luxury
Deep-water access to Choctawhatchee Bay. Private docks handling large vessels. Executive custom builds with high-end finishes. Scarcity of true deep-water homes creates premium pricing dynamics.
This is executive-level waterfront living. Senior military officers, defense contractor executives, professionals with significant equity. Not first-time buyers, these are waterfront lifestyle buyers who want quality and privacy.
Market defined by quality over quantity. Fewer sales but higher price points. When priced correctly, these properties move quickly because serious waterfront buyers know scarcity drives value.
Buyer Profile:
Senior military officers (O-5 and above)
Defense contractor executives
Retirees with significant equity seeking waterfront
Boating enthusiasts prioritizing deep-water access
Price Range: $750K-$1M+ for deep-water estates
Port Dixie: Established Value
Mature, well-kept community with diverse price points. Mix of mid-century homes and modern rebuilds. Close-knit neighborhood feel with long-term residents alongside military rotations.
Strong military buyer interest due to Eglin AFB proximity. Stable resale values with appreciation history. Not the newest construction but established character and proven value.
Families appreciate the neighborhood stability and school access. Investors see rental potential with military demand. Buyers looking for value without sacrificing location find Port Dixie attractive.
Buyer Profile:
Military families prioritizing base proximity
Investors targeting rental market
First-time buyers seeking established neighborhoods
Empty nesters downsizing from larger homes
Price Range: $400K-$650K depending on updates and lot position
Who's Buying (And How the 1% Helps You)
Military Families: The Primary Market
All three neighborhoods attract military families but for different reasons. Lake Lorraine offers family amenities and affordability. Shalimar Point delivers executive housing for senior officers. Port Dixie provides value and base proximity for mid-level families.
Shalimar Elementary zoning is a major draw across all three neighborhoods. Top-rated school with strong academics and parent involvement. Military families prioritize education and Shalimar delivers.
PCS timelines are tight. We handle remote sales regularly with 3D virtual tours, digital signatures, and power of attorney closings. Spring and summer PCS cycles create peak buyer activity.
The 1% matters because on a $575K sale, traditional 6% is $34,500. That's absurd. With 1% listing plus 2% buyer agent, your total is $17,250. You save $17,250. That's PCS moving costs, down payment on your next home, or retirement savings.
Professional Relocations: Corporate Transfers
Defense contractors, aerospace companies, medical professionals relocating into the area. They want established neighborhoods with strong schools, convenient location, and lifestyle amenities.
Lake Lorraine balances price and features. Shalimar Point offers waterfront luxury. Port Dixie provides value in established community. All three deliver what corporate relocations seek.
Professional marketing through MLS syndication and targeted ads reaches relocating buyers before they arrive in the area.
Investors: Rental Income and Appreciation
Strong rental demand from military families creates solid investment potential. Lake Lorraine and Port Dixie especially attractive for long-term military rentals.
Appreciation history in all three neighborhoods protects investment value. Military rotation cycles ensure steady tenant demand. Proximity to Eglin AFB drives consistent rental market.
Commission savings on investment properties improve ROI immediately. Save $15,000-$25,000 on commission and that capital works for your next investment.
The Real Numbers
Here's what most sellers don't know: Despite the NAR settlement, most buyers are still asking sellers to pay their agent. Not much has actually changed in practice. But smart sellers now negotiate BOTH sides of the commission instead of accepting the old 6% model.
$575,000 Home (Average)
Traditional model (what most sellers still pay):
Listing agent: 3% = $17,250
Buyer agent: 3% = $17,250
Total: $34,500
Smart seller with Uber Realty:
Listing: 1% = $5,750
Buyer agent (negotiated): 2% = $11,500
Total: $17,250
You save: $17,250
$550,000 Home (Median)
Traditional model:
Total: 6% = $33,000
Smart seller with Uber Realty:
Total: 3% (1% + 2%) = $16,500
You save: $16,500
$900,000 Shalimar Point Waterfront
Traditional model:
Total: 6% = $54,000
Smart seller with Uber Realty:
Total: 3% (1% + 2%) = $27,000
You save: $27,000
The reality: buyers are still asking you to pay their agent. But you don't have to pay 3% for that anymore. And you definitely don't need to pay 3% on your listing side when we do it for 1%.
What Actually Sells Homes in These Neighborhoods
Accurate Neighborhood-Specific Pricing
Lake Lorraine interior lot versus waterfront. Shalimar Point deep-water versus canal access. Port Dixie mid-century original versus modern rebuild. These all affect pricing.
I pull recent sales from your specific neighborhood and property type. Not just "Shalimar average" but actual comps that match your home's features and location.
The 60% that sell in under 30 days at 99% of asking? They priced accurately from day one based on solid comps. Don't be in the other 40% that overpriced and chased the market down.
Professional Presentation
Waterfront properties in Shalimar Point need drone photography and water access imagery. Lake Lorraine homes need family lifestyle photography showing parks and recreation. Port Dixie needs to emphasize established neighborhood character and value positioning.
Wide-angle interior shots, twilight photos for curb appeal, 3D virtual tours for remote military buyers. Professional marketing delivers professional results.
Emphasizing Location Advantages
Shalimar Elementary zoning (top-rated school, major family draw). Eglin AFB proximity (5-10 minute commute for all three neighborhoods). Fort Walton Beach shopping and dining access. Mid-Bay Bridge to Destin beaches.
These aren't just features, they're lifestyle benefits that justify premium pricing in these neighborhoods.
Military-Focused Marketing
Direct outreach to families getting Eglin orders. Base housing office relationships. Military Facebook groups and relocation networks. PCS cycle timing for spring and summer peak demand.
We market specifically to military buyers because they make up the majority of the market in all three neighborhoods.
Buyer and Seller Strategic Insights
For Buyers:
Lake Lorraine = Best balance of price and amenities. Family-friendly with recreation access. Interior lots offer value, waterfront adds premium.
Shalimar Point = Exclusive waterfront luxury. Deep-water access for serious boaters. Executive housing for senior officers and professionals.
Port Dixie = Established value and family-friendly living. Diverse price points accommodate different budgets. Strong appreciation history.
For Sellers:
Price correctly from day one to join the 60% that sells in under 30 days at 99% of asking price. Market data doesn't lie.
Highlight condition, updates, and lifestyle benefits specific to your neighborhood. Lake Lorraine buyers want family amenities. Shalimar Point buyers want waterfront access. Port Dixie buyers want value and stability.
Emphasize proximity to schools and military bases. Shalimar Elementary zoning and Eglin AFB commute times are major selling points.
Expect multiple-offer scenarios in spring/summer PCS cycles or on well-priced waterfront properties. Strong buyer demand creates competition when homes are priced right.
How the 1% Listing Works
Step 1: Strategy Call
We review recent sales in your specific neighborhood. Lake Lorraine interior versus waterfront. Shalimar Point deep-water estates. Port Dixie value positioning. Run a net sheet so you know exactly what you're walking away with.
Step 2: Prep
Strategic updates that make sense for your price point and neighborhood. Sometimes it's staging and highlighting location benefits. Sometimes it's strategic cosmetic updates. I'll tell you what matters for your specific property.
Step 3: Launch
Professional photography appropriate for your neighborhood (drone for waterfront, family lifestyle for Lake Lorraine, established character for Port Dixie). 3D virtual tours for remote military buyers. Full MLS exposure plus syndication to 900+ sites. Geo-targeted ads to military relocations and qualified buyers in your price range.
Step 4: Negotiation
I handle offers, inspection objections, repair requests, appraisal coordination, timeline management for PCS closings. The goal is to protect your price while keeping deals moving toward closing.
Step 5: Close
Manage appraisal process, lender coordination, title work, HOA documentation where applicable, and closing coordination. All the details that can derail closings if nobody's paying attention.
All at 1% on the listing side. No hidden fees.
Questions I Get Asked
What's the typical price range across these neighborhoods?
Average is $576K, median is $550K. But there's significant variation:
Lake Lorraine: $450K-$750K depending on waterfront access
Shalimar Point: $750K-$1M+ for deep-water estates
Port Dixie: $400K-$650K depending on updates
Your specific value depends on neighborhood, waterfront access, condition, updates, and lot position. I'll pull comps from recent sales in your specific neighborhood and price tier.
How fast do homes actually sell in these neighborhoods?
Average is 47 days, but 60% sell in under 30 days at 99% of asking price when priced correctly.
Well-priced homes in peak PCS season (spring/summer) often receive multiple offers within the first two weeks. Waterfront properties in Shalimar Point move quickly when priced accurately because serious buyers know scarcity drives value.
Overpriced homes sit for 60-90+ days and end up selling for less after multiple price reductions.
Which neighborhood is best for military families?
All three work well but for different reasons:
Lake Lorraine = Balance of affordability and family amenities. Parks, recreation, community feel. Best for mid-level officers and enlisted families.
Shalimar Point = Executive housing for senior officers (O-5 and above). Waterfront lifestyle, premium pricing, but worth it for the right buyer.
Port Dixie = Established stability with value pricing. Good for families prioritizing base proximity and school access over premium amenities.
All three have top-rated Shalimar Elementary zoning and strong PCS resale value.
Are these neighborhoods good for investors?
Yes. Strong rental demand from military families rotating through Eglin AFB. Appreciation history protects long-term investment value.
Lake Lorraine and Port Dixie especially attractive for long-term military rentals. Family-friendly amenities and school zoning command steady rental rates.
Shalimar Point works for executive short-term rentals or high-end military officer housing, but requires higher capital investment.
Should I expect multiple offers?
Very likely on well-priced listings, especially:
Waterfront properties in Shalimar Point (scarcity drives competition)
Updated move-in ready homes in Lake Lorraine (family buyers act fast)
Value-priced homes in Port Dixie during PCS season
Peak multiple-offer activity happens in spring (February-May) and summer (June-August) during PCS cycles. List during these windows for maximum buyer competition.
How do you price waterfront versus interior lots?
Deep-water access in Shalimar Point commands significant premiums over canal access or interior lots. Lake access in Lake Lorraine adds value but less than Shalimar Point deep-water.
I pull comps from recent sales with similar water access. Shalimar Point deep-water estate pricing is different from Lake Lorraine lake access, which is different from Port Dixie or Lake Lorraine interior lots.
Waterfront premiums vary significantly by access type, dock rights, and water depth. Accurate comps matter more than generic neighborhood averages.
Will buyer's agents show my home with a 1% listing fee?
Yes. Here's what's actually happening after the NAR settlement: despite the rule changes, most buyers are still asking sellers to pay their agent. Not much has changed in practice.
What HAS changed is that smart sellers now have negotiating power on BOTH sides of the commission.
Since August 2024, buyers sign agreements with their agents before touring homes. Then when they make an offer, they typically request you cover their agent's fee as a seller concession.
Here's where we help you: instead of automatically paying the traditional 3% to the buyer's agent, we negotiate that down to around 2%. Combined with our 1% listing fee, your total is approximately 3% instead of the traditional 6%.
Your 1% listing fee has zero impact on whether buyer agents show your home. What matters is pricing, presentation, and how we position your neighborhood-specific advantages.
Bottom line: Yes, you'll probably end up paying the buyer's agent. But at ~2% instead of 3%. And your listing side is 1% instead of 3%. That's how you get from 6% to 3%.
Ready to Sell in Shalimar's Premier Neighborhoods?
19 years selling in Shalimar with specific expertise in Lake Lorraine, Shalimar Point, and Port Dixie. I know how to price each neighborhood accurately, emphasize location and lifestyle benefits, market to military and professional buyers, and navigate negotiations to protect your equity.
Join the 60% who sell in under 30 days at 99% of asking price by pricing right from the start.
Call or text: 850.499.2940
Email: jim@uberrealty.com
Office: 303 Hunter Pl, Fort Walton Beach
Jim Whatley
Licensed Florida Real Estate Broker | Shalimar Specialist
Lake Lorraine, Shalimar Point & Port Dixie Expert | 19 years experience